Urban Planning Amnesty in the Balearic Islands: Legalising Rural Properties in Mallorca

At Pollentia Properties, we understand that many international buyers and homeowners in Mallorca own charming countryside properties that may include historic extensions, annexes or alterations carried out decades ago. This new regulation could represent an important opportunity to regularise these situations and increase legal security and property value.

For buyers searching for Fincas for sale in Pollensa and other rural properties in Mallorca, understanding the urban planning status of a property has become more important than ever.

A temporary opportunity for rural properties in Mallorca

The regulation was initially introduced through Decree Law 3/2024 and later consolidated under Law 7/2024 on administrative simplification. Its aim is to reduce bureaucracy while offering a temporary and exceptional legalisation process for certain constructions located on rustic land across the Balearic Islands.

The new framework applies specifically to buildings, constructions and installations that are considered “out of planning order” — meaning they were built without a licence or in breach of planning regulations — but where the infringement has already expired under Balearic urban planning law.

In most cases, urban planning infringements in the Balearic Islands prescribe after eight years, meaning the authorities can no longer order demolition or initiate sanctioning procedures once that period has passed.

This extraordinary legalisation procedure will remain available for a maximum period of three years.

Which properties may qualify?

The regulation mainly affects rural homes and country estates in Mallorca and the wider Balearic Islands that meet several strict conditions:

• The construction must have been completed before the decree entered into force.
• The infringement must already be legally time-barred.
• The property cannot be subject to an active demolition order or ongoing urban planning proceedings.
• Certain highly protected environmental areas remain excluded from the measure.
• The owner must comply with environmental and sustainability improvements.

According to the regulation, buildings located on specially protected rustic land may only qualify if they were completed before previous land protection laws came into force.

Sustainability requirements and technical projects

One of the most important aspects of the amnesty is that legalisation is linked to environmental upgrading.

Owners applying for legalisation must present a technical project signed by an architect and introduce measures that improve the sustainability and eco-efficiency of the property. These may include:

• Improved thermal insulation
• Renewable energy systems
• Water-saving installations
• Energy-efficient equipment
• Wastewater treatment improvements
• Reduced light pollution

The exact requirements will depend on each individual property and its location.

Costs and legalisation fees

The process is not free of charge. In addition to standard municipal licence taxes and administrative costs, owners must pay an extraordinary economic contribution calculated on the value of the illegal construction.

The percentage increases over time:

• 10% during the first year
• 12.5% during the second year
• 15% during the third year

Reductions are available in certain cases for lower-income residents or primary residences. The funds collected will be used for environmental protection and sustainable land management projects in the Balearic Islands.

Important limitation: no holiday rental licence

One key restriction introduced by the law is that properties legalised under this extraordinary procedure will not be eligible for a holiday rental licence (ETV).

This means the property may continue to be used as a private residence, but not for tourist accommodation or short-term holiday letting.

Why this matters for property owners and buyers

For many rural property owners in Mallorca, this legislation could provide long-awaited legal certainty for historic constructions that until now existed in a legal grey area.

Legalisation may improve:

• Property value
• Mortgage and financing possibilities
• Future resale opportunities
• Legal transparency for buyers
• Peace of mind for owners

At the same time, buyers considering fincas or country homes in Mallorca should continue to carry out detailed legal and urban planning checks before purchasing any rural property.

Expert guidance for rural properties in Mallorca

As every property situation is unique, professional legal and technical advice is essential before starting any regularisation process.

At Pollentia Properties, we work closely with trusted lawyers, architects and urban planning specialists to help our clients understand the legal status of rural properties in Mallorca and navigate the evolving regulatory landscape with confidence.